110 N 4th St · Clinton, MO 64735

$75,000

2 bd · 1.0 ba · 1,200 sqft · Other public records · 199 Days on market

Built 1900 10,490 sqft lot

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 110 North 4th, a cute cottage-style home with tons of potential! This 2-bedroom, 1-bath property offers a cozy layout and classic character throughout. With just a little TLC, this home could truly shine making it an ideal choice for first-time buyers, downsizers, or investors looking to add to their portfolio.

Key facts

• 0.24 acre lot
• Built 1900
• Listed 198 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $70k (6.7% below list).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.9% in Clinton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 56/100 on livability (#683 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Clinton (town): math 32% / reading 36% proficiency, ranked #235 of 324 in MO (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 186 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Henry County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y ago; this cycle's ask has dropped $24k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-6,041
• Equity at exit: $11,183

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $2,535
• Equity at exit: $6,485

Cash invested: $21,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 64735

• Home prices YoY: -6.2%
• Active inventory: 186
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $700 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$32 /mo · $384/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $96

Break-even live

Break-even rent $578

Max offer price $75,000

Occupancy floor 81%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
817 E Franklin St Clinton, MO	1.0	1.0	1400	$700	$0.50	44d	1	0.44mi

Listing history 17 events

1. 2026-06-08
   days on market $75,000 Active 199 DOM
2. 2026-06-07
   days on market $75,000 Active 198 DOM
3. 2026-06-07
   days on market $75,000 Active 197 DOM
4. 2026-06-04
   days on market $75,000 Active 194 DOM
5. 2026-06-02
   days on market $75,000 Active 193 DOM
6. 2026-06-01
   days on market $75,000 Active 192 DOM
7. 2026-05-31
   days on market $75,000 Active 191 DOM
8. 2026-04-08
   price $75,000 323-char remark

   Show marketing remark (323 chars)

   Welcome to 110 North 4th, a cute cottage-style home with tons of potential! This 2-bedroom, 1-bath property offers a cozy layout and classic character throughout. With just a little TLC, this home could truly shine making it an ideal choice for first-time buyers, downsizers, or investors looking to add to their portfolio.

9. 2025-12-15
   price $81,900 323-char remark

   Show marketing remark (323 chars)

   Welcome to 110 North 4th, a cute cottage-style home with tons of potential! This 2-bedroom, 1-bath property offers a cozy layout and classic character throughout. With just a little TLC, this home could truly shine making it an ideal choice for first-time buyers, downsizers, or investors looking to add to their portfolio.

10. 2025-11-20
    listed $98,900 Active 323-char remark

    Show marketing remark (323 chars)

    Welcome to 110 North 4th, a cute cottage-style home with tons of potential! This 2-bedroom, 1-bath property offers a cozy layout and classic character throughout. With just a little TLC, this home could truly shine making it an ideal choice for first-time buyers, downsizers, or investors looking to add to their portfolio.

11. 2021-12-30
    soldstatus 215-char remark

    Show marketing remark (215 chars)

    Adorable home with large fenced in backyard. This home has lots of character features. New AC unit in 2020, newer flooring throughout. Measurements are per courthouse and should be verified by buyer and their agent.

12. 2021-12-29
    soldstatus
13. 2021-10-14
    listed $69,900 215-char remark

    Show marketing remark (215 chars)

    Adorable home with large fenced in backyard. This home has lots of character features. New AC unit in 2020, newer flooring throughout. Measurements are per courthouse and should be verified by buyer and their agent.

14. 2021-10-14
    listed $69,900

    Show marketing remark (215 chars)

    Adorable home with large fenced in backyard. This home has lots of character features. New AC unit in 2020, newer flooring throughout. Measurements are per courthouse and should be verified by buyer and their agent.

15. 1999-12-09
    soldstatus
16. 1999-04-22
    historical
17. 1998-09-18
    listed $17,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $384 · $32/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$343/yr (+$29/mo · 89.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,400
• − Mortgage interest: −$4,201
• − Property taxes: −$384
• − Insurance: −$375
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$2,182
• Taxable loss: −$86
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $1,178/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Clinton
• NCES district ID: 2909860
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 36% ▼ -9.00%
• Median HH income: $40,253
• Composite: 28.58/100
• National rank: #6719
• State rank: #235 of 324 in MO

Livability — Clinton

• Score: 56/100
• State rank: #683
• US rank: #22499

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, MO
• Population (ZIP): 13,572

Population outlook (Henry County) Hauer SSP2

• Today (2025): 20,584 people
• By 2030: 19,839 · -3.6%
• By 2040: 18,305 · -11.1%
• By 2050: 16,893 · -17.9%
• By 2075: 14,285 · -30.6%
• By 2100: 11,905 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 3% Lithuanian 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8% · Other 1.0%
• 2008→2024 swing: -41.6pp toward R · 2008: -11.0pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+50.1 2016: R+47.9 2012: R+25.9 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.70%
• Current HPI: 253.2081
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+341.2% since first listed

10 events — show timeline

• 2026-04-08 Price Changed $75,000 WCAR
• 2025-12-15 Price Changed $81,900 WCAR
• 2025-11-20 Listed $98,900 WCAR
• 2021-12-30 Sold (MLS) — WCAR
• 2021-12-29 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-10-14 Listed $69,900 Heartland MLS as Distributed by MLS Grid
• 2021-10-14 Listed $69,900 WCAR
• 1999-12-09 Sold (Public Records) — Public Records
• 1999-04-22 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 1998-09-18 Listed $17,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2025): $384 · +21.5% YoY. Source: county tax records.